Drops · Realestate · Dubai · Jumeirah Golf EstatesBackDUB150486__JF

4-BED VILLA WHISPERING PINES

4BR + 4BA · 4,710 sqft · Whispering Pines

★ Golden VisaVerified 1h ago

Now

AED 11.25M

Open on PropertyFinder

AED 2,389

Price / sqft

−44% vs area median

4,710 sqft

Built-up area

4BR + 4BA

On market

AED 57,987

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 6 days ago and priced 44% below comparable Jumeirah Golf Estates listings.

How do these scores work?

HEADLINE · COMPOSITE

SCORE BREAKDOWN

Awaiting first price event to compute score.

Insider unlocks the four evidence rows below.

BELOW MEDIAN · −44%

−44%

AED 2,389/sqft vs area median 2,762/sqft. See 5 comps ↓

5 ACTIVE COMPS IN JUMEIRAH GOLF ESTATES

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

5 comps · 3× daily

BENCHMARK

Jumeirah Golf Esta, last 180d

REFRESH

3× daily

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · RENT · BREAK-EVEN

YOUR ASSUMPTIONS

Down payment20%

15%40%

Interest rate6.00%

3.50%8.00%

Term25 yr

15 yr30 yr

UAE CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders

MONTHLY · NOW

AED 58K

vs AED 58K at pre-drop price (AED 11.25M) · See cuts ↓

DOWN PAYMENT

AED 2.25M

20% of price

DLD FEE

AED 450K

4% of price

MORTGAGE REG

AED 23K

0.25% loan + 290

CASH TO CLOSE

AED 2.72M

Day-one out-of-pocket

LOAN AMOUNT

AED 9.00M

25y · 6.00%

TOTAL INTEREST

AED 8.40M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 56K

/ mo · ~6% gross yield

BUY · NOW

AED 58K

+AED 2K / mo

Your monthly cost is already higher than the rent estimate — the buy vs rent break-even leans on price appreciation rather than monthly cash flow.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 11K/mo.

V · COMPARABLES

JUMEIRAH GOLF ESTATES · 4BR · ACTIVE

VALUE · 4 COMPS

VALUE HEADLINE

AED 2,389 /sqft-14%

vs area median AED 2,762 /sqft · 3 comps

RANK

2 / 4

MID/HIGH RANGE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 3 LISTINGS

MORE EXPENSIVE /SQFT

67% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 11.25M4,7102,389———NewAED 17.50M10,1081,731——-28%Best Value Golf View of Its SizeAED 19.95M7,2242,762——+16%Turnkey Mansion overlooking Earth Golf CourseAED 32.50M7,6394,254——+78%

TAKEAWAYOf 3 comparables, 2 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

JUMEIRAH GOLF ESTATES · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

BUYER'S MARKET

↑ 1↑1 vs prior 30d

PRICE CUTS · JUMEIRAH GOLF ESTATES · PROPERTY · 0 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 19.95MThis: AED 11.25M · -44%

AVG DOM

THIS: 6D · +6D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Jumeirah Golf Estates

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · DUB150486__JF

Last verified

…

19 Oct, 11:29

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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